Duplex with Private
New
For Sale
$660,000
1016 ARAGON Avenue, Winter Park, FL 32789
Residential Income, WINTER PARK, FL
Property Size1,840 SF
Lot Size0.16 Acres
Price / SF$358.70
Days on Market2
Property Features for 1016 ARAGON Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R-2
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 4, Bathroom 1, Bathroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 3
Pool private
1
Interior features
Ceiling Fans(s)
Subdivision
SEVILLE PARK
Directions
From Lee Rd, turn right on S. Orlando Ave, Left on Aragon. From S Park Ave, turn right on W Fairbanks Ave, left on Orange Ave, right on Aragon.
Standard status
Active
APN
12-22-29-7940-02-160
Size
1,840 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SEVILLE PARK K/47 LOT 16 BLK B
Tax Annual Amount
2228
Legal Description
SEVILLE PARK K/47 LOT 16 BLK B
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1983
Building materials
Block
Roof type
Metal
Listing Agency:
PALMANO GROUP RE BROKERAGE LLC
(321) 214-1211
Listed By:
Pam Stewart
(407) 923-2999
Added: Aug 23
Changed: Aug 24
Last Checked: Aug 24 at 8:06AM
MLS# O6435228
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1983, this block-construction duplex contains 1,840 square feet with two bedrooms in each unit. The layout includes a Jack-and-Jill bathroom arrangement and a half bath for each side, totaling four bedrooms, two full bathrooms, and two half bathrooms. Central heating and central air serve the property, with ceiling fans, a metal roof, and a private pool among the existing features.
The property is located at 1016 Aragon Avenue in Winter Park, near shopping, restaurants, downtown Winter Park, Rollins College, and Mead Gardens. It is served by public water and public sewer and carries R-2 zoning.
The property is located at 1016 Aragon Avenue in Winter Park, near shopping, restaurants, downtown Winter Park, Rollins College, and Mead Gardens. It is served by public water and public sewer and carries R-2 zoning.
Key Highlights
- Duplex with 1,840 square feet and 4 bedrooms
- Each unit includes 2 bedrooms, a Jack‑and‑Jill bath, and 1 half bath
- Private pool on a 0.16‑acre lot
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$24,541
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.72%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$490,820
$490.8K
Cap Rate 7%
$350,586
$350.6K
Cap Rate 9%
$272,678
$272.7K
Market Conditions
NOI Build-Up for 1,840 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$37.5K $20.40/SF
− Vacancy
−$2.5K −$1.35/SF
EGI
$35.1K $19.05/SF
− OpEx
−$10.5K −$5.72/SF
NOI
$24.5K $13.34/SF
Area
Orange County, FL
Vacancy
6.60%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$490,820
Cap Rate 7%
$350,586
Cap Rate 9%
$272,678
Alternative Uses
Best Use
Multifamily LT 5
$350.6K
$306.8K – $409.0K
NOI $24,541 @ 7.0% cap · market cap 3.72%
Second Best
Apartment 5plus
$322.8K
$282.5K – $376.6K
NOI $22,596 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$523.6K
$458.2K – $610.9K
NOI $36,653 @ 7.0% cap · market cap 5.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,007
Businesses Nearby
Explore this area
Business Placement
Demographics for 32789, FL
26,399
Population
12,945
Households
2
Avg Household Size
44
Median Age
63%
College-Educated
98%
High-School Grad
7.8 sq mi
ZIP Area
3,384
Density / Sq Mi
$100,213
Median Household Income
$65,652
Median Earnings
$1,667
Median Rent
$695,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with central air, public utilities, and a private pool in Winter Park.
Where is this duplex located?
The property is located at 1016 ARAGON Avenue Winter Park, FL.
What is the asking price?
The asking price for this property is $660,000.
What are key features of this property?
This property features: Duplex with 1,840 square feet and 4 bedrooms; Each unit includes 2 bedrooms, a Jack‑and‑Jill bath, and 1 half bath; Private pool on a 0.16‑acre lot
